5 AC with Mountain Views and Road
Jaroso, CO 81138
Costilla County, Colorado
Farm Description
This property gives you 5 acres of land in the Rio Grande Ranches subdivision of Costilla County, Colorado. It sits near Jaroso with legal year-round road access from Navajo Trail. A private well is already installed, which saves money and time when you are ready to build. Zoning is Estate Residential, which supports single-family homes, modular residences, manufactured housing, and cabins. With owner financing available, this parcel provides both affordability and potential.
The terrain is mostly open with light brush and a slight incline. That makes grading and construction straightforward. You can plan a driveway, a level house pad, and a garden area without heavy excavation. Five acres provides enough space for a home, garage, fencing, and privacy buffers. Flood Zone C places the parcel above the 500-Year floodplain, which lowers the risk of water damage over time.
General Information
This lot is in the Rio Grande Ranches subdivision of Costilla County, Colorado. The size is 5.00 acres. The parcel number is APN 71512610. The land has legal road access from Navajo Trail. Coordinates are 37.029134, -105.687503. Zoning is Estate Residential, which supports single-family homes, modular, manufactured housing, and cabins. The property sits in Zone C, above the 500-Year floodplain.
Utilities and Setup
A private well is already on site, which saves thousands of dollars and adds convenience. Septic is required for a home, and solar power is common in the San Luis Valley thanks to more than 300 days of sun each year. Propane delivery is available for heating and cooking, and internet is usually provided by satellite. Together, these utilities make the property ready for either off-grid living or a fully equipped modern home.
How to Build on This Land
Most buyers approach construction here in steps: first clear brush, then bring in road base for a driveway and pad. Set a small shed or storage container for tools and materials. Install septic with approval from the county. Connect the existing well to a pump and storage tank. Add solar panels on racks or a south-facing roof. Once the basics are in place, frame and finish the house. Accessory buildings like garages, barns, or other structures can follow later.
Planning ahead makes the site more efficient. Reserve space for a workshop or greenhouse. Place the septic field where it won't conflict with trees or shade. Orient the house toward the mountain views. Photograph trenches before they are filled to record utility runs. These small steps reduce costs and make long-term living easier.
Life in Rio Grande Ranches
Rio Grande Ranches is a subdivision in southern Costilla County, near the Rio Grande River. Many parcels here are vacant, giving you privacy and open views. From this lot, you can see Mount Blanca and the Sangre de Cristo Mountains. Nights bring clear skies with stars, and mornings open with mountain light. The setting is rural, but you are not cut off from towns and services.
San Luis, the oldest town in Colorado, is about 30 minutes away with groceries, restaurants, and schools. Fort Garland, about 36 miles from the property, offers shops and serves as the gateway to the Great Sand Dunes National Park. Alamosa is the largest city in the valley and is about an hour away, with hospitals, larger stores, and a regional airport. Taos, New Mexico, is also about an hour away and known for skiing, art, and culture.
Outdoor Opportunities
The San Luis Valley is a region full of outdoor access. The Rio Grande River offers fishing and kayaking. Sanchez Reservoir is close by with birdwatching and boating. Great Sand Dunes National Park is less than an hour away, with trails and unique landscapes. Mount Blanca, one of Colorado's tallest peaks, is popular for hiking and climbing. Public lands across the valley provide hunting, off-roading, and camping.
Living in Costilla County
The climate here supports solar power and simple home designs. Summers are dry and warm. Winters bring snow but also long stretches of sun. Spring and fall are transitional but comfortable. Many property owners plan gardens, greenhouses, or small orchards, taking advantage of the long growing season. The air is clear and the skies are open.
Costilla County is known for affordable acreage. Many people searching for Colorado land for sale choose this region because it still offers space at a price within reach. Taxes are low compared to other counties in the state. With no HOA and flexible zoning, you decide how and when to build.
Financing That Stays Simple
Owner financing is available. The down payment is $7,500. The one-time document fee is $749. The monthly payment is $522 for 60 months. That brings the total term price to $38,820. A cash price of $30,000 is also available. There are no banks and no credit checks. The process is straightforward and fast.
Why This Lot Is a Strong Choice
This property stands out in Rio Grande Ranches for a few key reasons. It already has a private well. It has year-round legal road access from Navajo Trail. It is zoned for residential use, with no HOA and no deadlines. It sits in a safe flood zone. It has wide views of Mount Blanca and the Sangre de Cristo Mountains. It offers enough space to build without being unmanageable. It has clear financing terms. These facts make the land easy to own and practical to develop.
Property Summary
If you are searching for Colorado land for sale with owner financing available, this parcel deserves attention. It is five acres of vacant residential land in Costilla County, Colorado. It is located in the Rio Grande Ranches subdivision near Jaroso. It has road access, a private well, and zoning for housing. It is close to San Luis, Fort Garland, Alamosa, and Taos. It is near the Rio Grande River, Sanchez Reservoir, Great Sand Dunes National Park, and Mount Blanca. This southern Colorado acreage is a future home site with mountain views, affordable, practical, and ready for your plans.
Farm Maps
Directions to Farm
From Alamosa, Colorado 81101, USA
to Centennial School District R-1, Colorado, USA
1 hr 1 min (49.2 miles)
via US Hwy 285 S
Fastest route now due to traffic conditions
Alamosa
Colorado 81101, USA
-459 ft Head south on Ross Ave toward Fourth St. 31 sec
-23.9 mi Take US Hwy 285 S to S 9th St in Conejos County. 27 min
-0.2 mi Turn right onto Main St
-21.4 mi Turn left onto US Hwy 285 S/West Ave. Continue to follow US Hwy 285 S
-2.3 mi Turn left onto CO-142 E/Main St
-25.2 mi Take Co Rd 17 and Rd G to Navajo Trail in Costilla County. 38 min
-0.5 mi Turn right onto S 9th St
-105 ft Turn right onto County Rd N
-6.1 mi Turn left onto Co Rd 17
-3.0 mi Turn left onto Co Rd G
-11.8 mi Continue onto Rd G
-3.5 mi Turn right onto Black Hawk Rd
-0.3 mi Turn right onto Navajo Trail
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